Having been recommended your company we were about to appoint conveyancing solicitor in Small Heath found on your site but have come across some other quotes via the web seem less expensive – how come?

There are lots of conveyancers marketing what appear to be the cheapest conveyancing in Small Heath. We would encourage you to give due consideration as to how much you respect your own move to you are willing to be penny wise pound foolish over the quality of the conveyancing. Many of them list a budget fee as a headline but plant extra charges in the small print..

Due to complete my purchase in Small Heath next Friday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the mortgage company. What does the insurance need to cover?

All property lawyers on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook instructions. These requirements are not specific to conveyancing in Small Heath.

I purchased a freehold residence in Small Heath but nevertheless pay rent, why is this and what is this?

It is rare for properties in Small Heath and has limited impact for conveyancing in Small Heath but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.

Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.

I have been on the look out for a flat up to £235,500 and identified one round the corner in Small Heath I like with amenity areas and railway links nearby, the downside is that it's only got 52 remaining years left on the lease. I can't really find anything else in Small Heath suitable, so just wondered if I would be making a grave error buying a lease with such few years left?

If you require a home loan the remaining unexpired lease term will be an issue. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of 2 years you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.

My father has suggested that I instruct his conveyancers in Small Heath. Should I find my own conveyancer?

No doubt it’s preferable to find a conveyancing solicitor is to have recommendations from friends or relatives who have previously instructed the conveyancer you're are thinking of instructing.